HOA · AOAO · Condo · Multi-Unit
HOA, AOAO & Condo Painting Across Oahu
Painting an occupied community is a coordination job as much as a coating job. We scope the buildings with the board or property manager, then plan the work around residents, parking, and access.
Scope, products, phasing, and schedule are confirmed after an on-site walkthrough of the property.
In every hoa, aoao & condo painting project
What the job covers
One written scope covering buildings, common areas, railings, doors, and trim
Board and property-manager coordination from the site walk through close-out
Approved color schedule documented before any finish coat goes on
Resident notices, parking and access plans, signage, and surface protection
Repairs and prep completed before coating, building by building
Property-manager close-out package with a punch list walk
Prep decides the finish
Request an HOA or condo walkthrough.
Kaneohe based · Licensed CT-39064 · Islandwide Oahu
Process
Prep to final coat
Site walk
Walk the property with the board or manager
We walk every building and common area, note substrate condition, railing and stair corrosion, stucco cracks, and wood damage, then put the scope in writing.
Plan
Phasing, access, and notices
We map phases building by building, agree on work hours the property allows, and prepare resident notices, parking plans, and signage with the manager.
Colors
Approved color schedule
Colors and sheens are documented per element, walls, trim, doors, railings, so the board approves one schedule and the crews work from it.
Protect
Masking and resident protection
Walkways, doors, windows, lanai contents, landscaping, and vehicles are protected before any prep starts in a phase.
Prepare
Wash, prep, and repair
Detergent wash, scraping, caulking, and scoped stucco, spall, wood, and metal repairs are completed and cured before coating.
Coat
Coat by phase
Each phase is coated to the approved schedule and closed out before the next phase opens, so residents deal with one area at a time.
Close-out
Punch list and manager handoff
We walk the property with the manager, work the punch list, and hand off the documented color schedule and scope record.
System options
Paint systems by surface
Common-Area Refresh
Corridors, stairwells, entries, and trim that need a coating refresh rather than a full envelope.
- · Wash and spot prep
- · Scoped patching before coating
- · Documented color schedule
Building Envelope Repaint
Occupied condo and townhome buildings being repainted phase by phase.
- · Full wash and mechanical prep
- · Stucco, wood, and caulk repairs in scope
- · Two finish coats per approved schedule
Envelope Plus Repair Program
Coastal properties with concrete spalling, railing corrosion, or heavy substrate damage.
- · Spall and rebar repair in scope
- · Metal railing prep and coating
- · Elastomeric or high-build options reviewed with the board
HOA, AOAO & Condo Painting FAQ
Questions before we start
How do you phase work around an occupied community?+
We break the property into phases, usually building by building or elevation by elevation, and close each phase out before opening the next. Phase order, work hours, and duration are set with the board or manager during planning, not promised in advance.
How are residents notified and how is access handled?+
We prepare notices with the manager covering dates, affected areas, lanai clearing, and parking. Signage goes up before a phase starts, and access needs like gate codes or escort requirements are confirmed with management.
Can you work from an approved color schedule?+
Yes. Colors and sheens are documented per element and approved before any finish coat. If the board is still deciding, we can provide chips or sample areas for review.
What is finalized during the walkthrough?+
Scope, substrate repairs, coating system, phasing, access, and schedule. None of it is set until we have walked the property, because building condition varies far more than square footage suggests.
“I told Kyle right up front that I'm very picky and detail-oriented. He said those are exactly the clients he loves. Meticulous prep, cleaned up daily, and walked the whole job with us. Highly recommend.”
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